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Land surveys do a great deal more than just establish the boundaries of a property. They provide a record of the physical state of the property and of the rights that go with it. Even if the boundaries don't change, the way that a parcel of land gets used changes as does what happens on adjacent properties. An old survey won't reflect any of this new information.

Tip

A new survey by a licensed professional is protection for the owner that no overlapping land or boundary disputes were written into the deed merely on the advice of a non-professional. It clearly outlines the current legal description of the land.

What Surveys Cover

The first part of a land survey is to clearly define the boundaries of the property based on public records. Once the property's boundaries are defined, the surveyor then plots out any improvements on the property within those boundaries. Surveys also include mapping of any easements that cross the property, whether they are recorded or not, as well as marking any encroachments where other properties infringe on the property being surveyed.

What Can Change?

Just about anything can change between two surveys. A new building could be built between the date of the last survey and a new one, or neighbors could have added buildings that inadvertently crossed the property line. While an old easement might get vacated, a new bus stop outside the property could lead to a foot path, and a prescriptive easement being created across the corner of the property. The property's boundaries could change, too, whether through the owner of the property adjusting her lot line with the neighbor or through the city condemning the front 3 feet of the lawn for a street widening project.

Are There Title Requirements?

If you want to buy an extended title insurance policy, you have to order a new survey. Title insurance companies will insure you against anything that should have been found on a survey but, to get this insurance, you need to have a new survey done so that they can exclude anything that is already an issue. While extended coverage isn't always required, some lenders prefer it.

Reusing a Survey

Using an old survey is not recommended because it won't reflect any changes that have happened to the property or around it. It may also be so old that the surveyor is no longer responsible for it. However, working with the surveyor that did the old survey can be an excellent way to save time and money. While he will still visit the property and survey for any changes so that he can re-certify the survey, he may be willing to give you a discount since he is saving time by re-certifying an existing survey. At a minimum, you can usually negotiate a lower price just because he would like to keep the property's business. In California, all surveyors must be licensed by the state.

Transactions Without Surveys

San Francisco land surveys cost between $575 and around $1,200. Due to the cost, some properties change hands without having a survey completed. Many residential transactions move forward without one. However, when you buy a property without having a survey done, you're always taking the risk that your rights in the property may not be what you think they are. This is especially important if it appears that your property or an adjacent property has done any work, such as installing a new fence, since the last time a survey was done.

About the Author

Steve Lander has been a writer since 1996, with experience in the fields of financial services, real estate and technology. His work has appeared in trade publications such as the "Minnesota Real Estate Journal" and "Minnesota Multi-Housing Association Advocate." Lander holds a Bachelor of Arts in political science from Columbia University.

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Lander, Steve. "Why Must a Land Survey Be Done Every Time the Land Is Transferred?" Home Guides | SF Gate, http://homeguides.sfgate.com/must-land-survey-done-time-land-transferred-72383.html. 27 December 2018.

Lander, Steve. (2018, December 27). Why Must a Land Survey Be Done Every Time the Land Is Transferred? Home Guides | SF Gate. Retrieved from http://homeguides.sfgate.com/must-land-survey-done-time-land-transferred-72383.html

Lander, Steve. "Why Must a Land Survey Be Done Every Time the Land Is Transferred?" last modified December 27, 2018. http://homeguides.sfgate.com/must-land-survey-done-time-land-transferred-72383.html

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